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Property profile & analytics
OFF-MARKET
Estimated value
$2,390,000
Strip malls
942 Santa Fe Ave 54 Vista, CA 92084-6202
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-9683550
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1977
Total area
7,200 SF
Lot
0.64 ac (27,878 SF)
Zoning code
COMMERCIAL
APN
179-080-45-00
UPID
US09-9683550
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Soccer Mexico (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.90M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.39M
Owner & transaction history
Arun Sanghavi
Arun Sanghavi
since 2026
7 recorded transactions
Zoning & alternative use
COMMERCIAL · Vista, CA
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Vista submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Vista submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,135,000
6.5%
$2,895,000
7%
$2,690,000
Blend value · Realmo final
$2.39M
Range $2.15M – $2.63M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$332 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$18,093
Tax year 2024
Assessed value
$1,551,643
Assessed 2024
Previous assessed
$1,551,643
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$667,333
Assessed improvement
$884,310
Applied tax rate
12.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1977
Heating
NONE
Units
1
Total area
7,200 SF
Lot
0.64 ac (27,878 SF)
Zoning code
COMMERCIAL
APN
179-080-45-00
UPID
US09-9683550
Jurisdiction
SAN DIEGO
Zoning & alternative use
COMMERCIAL · Vista, CAZoning COMMERCIAL · permitted uses
COMMERCIAL · Vista, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
Layer: Zoning (ID: 0)
Building & site characteristics
From public records
Year built
1977
Heating
NONE
Units
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
Arun Sanghavi
Individual
Mailing address
2433 INDIAN CRK RD, DIAMOND BAR, CA 91765-3352
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 20, 2026
—
Arun Sanghavi
Arun Sanghavi
Deed
—
May 5, 2016
$1,300,000
Arun Sanghavi
Hopkins,timonthy P & Graciela T
Grant Deed
—
Apr 25, 2013
$3,250,000
Timothy P Hopkins
2010-1 Cre Ca-retail LLC
Grant Deed
—
Jul 25, 2012
—
2010-1 Cre Ca-retail LLC
Karlovich Trust
Deed In Lieu Of Foreclosure
related
—
Mar 3, 2009
—
Carol Karlovich
Karlovich Holdings LLC
Grant Deed
—
Apr 21, 2005
—
Karlovich Holdings LLC
Carol Karlovich
Grant Deed
$1,500,000 · First Bank Of Beverly Hills Fsb
Aug 10, 2004
—
Karlovich,tr
Karlovich,carol
Quit Claim Deed
related
—
Apr 4, 2000
$658,500
Carol Karlovich
Pacific Vista Shopping Center
Grant Deed
—
Dec 22, 1999
$414,000
Pacific Vista Shopping Ctr LLC
Lee,samuel & Annie
Grant Deed
—
Aug 10, 1999
$1,350,000
Samuel Lee
Samuel R Trozzo Trustee
Grant Deed
related
$750,000 · Standard Mortgage Investors
Oct 23, 1992
$141,664
Trozzo Trust
Pgp Vista Center
Grant Deed
—
Jul 16, 1992
$2,330,000
Pgp Vista Center Ltd
Balboa Plaza Ltd
Grant Deed
$1,355,000 · Great Northern Mortgage
—
—
Carol Karlovich
—
Deed Of Trust
related
$1,125,000 · Mission FCU
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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